OUTLYING MEDICAL OFFICE BUILDING MARKET HIGHLIGHTS Demand for off campus medical office buildings (MOBs) over the next several years, including those located in the outlying Chicago MOB market will be fueled by increased focus on outpatient services by hospitals and large physician groups; continued movement of outpatient services to superior off campus locations, with high identity and superior accessibility; and increasing diversity in the mix of practice types at off campus locations, including those traditionally found at hospital locations. Average per square foot gross rent was $20.57 at the end of the 1 st quarter of 2015. (Class A rents approximate $23.00 $24.00; Class B rents approximate $20.00 $21.00; and Class C rents approximate $18.00 $19.00.) Outlying market MOB average vacancy rate is declining rapidly; leasing/absorption of Class A MOB space has been exceptionally strong. Class A space accounts for 12% of all MOB space and exhibited a vacancy rate of 18.50% at the end of the 1 st quarter 2015. Class B space accounts for 62% of all MOB space and exhibited a vacancy rate of 13.6%. Class C space accounts for 26% of all MOB space and exhibited the lowest vacancy rate (11.7%) among the three classes of space. AREA DEFINITION AND MOB INVENTORY Sources: CoStar Group and Real Estate Counselors International, Inc. The Metro Chicago market contains approximately 29.5 million square feet of medical office space, with approximately 19.2 million square feet located in just three counties Cook, DuPage and Lake (i.e., core market). The balance of MOB space, 10.3 million square feet, is located in the outlying market which we define to include the following counties: Boone, Bureau, DeKalb, Grundy, Kane, Kendall, La Salle, Lee, McHenry, Ogle, Will and Winnebago counties in Illinois; Kenosha County in Wisconsin and Jasper, Lake, Newton and Porter counties in Indiana. (This definition includes both the Chicago MSA and the Rockford MSA, plus aditional outlying counties.) Page 1
VACANCY AND RENT The average vacancy rate for medical office properties (containing 2,000 square feet or more) located in metro Chicago s outlying market was 13.7% at the end of the 1 st quarter 2015, a 170 basis point decrease from the 1 st quarter 2014 vacancy rate. In contrast, the average vacancy rate for MOB properties (containing 2,000 square feet or more) located in metro Chicago s core market was 12.6% at the end of the 1 st quarter 2015, a 90 basis point decrease from the 1 st quarter 2014 vacancy rate. Though the average rent exhibited in the outlying market averaged $20.57 per square foot and remained flat over the past 12 months, the average rent exhibited in the core market averaged $21.75 per square foot, reflecting an increase of 2.55% over the past 12 months. In the outlying market, the average medical office building rent was 19% above the average rate of all office space (total of all medical and all non medical space). METRO CHICAGO MARKET COMPARISON OF Q1 2015 AND Q1 2014 STATISTICS FOR CORE MARKET AND Variables Chicago Metro Outlying Market (1) Chicago Metro Core Market (2) Number of Properties 656 1,076 Total Net Rentable Square Feet 10,270,984 19,190,941 Vacancy Rate, Q1 2015 13.70% 12.60% Vacancy Rate, Q1 2014 15.40% 13.50% Basis Point Change in Vacancy Q1 2014 Q1 2015 170.00 90.00 Asking Rent Q1 2015 $20.57 $21.75 Asking Rent Q1 2014 $20.61 $21.21 % Change in Asking Rent Q1 2014 Q1 2015 0.19% 2.55% Space Absorbed Previous 4 Quarters 258,632 251,145 Aborption Rate 2.9% 1.5% Space Leased Previous 4 Quarters 263,762 715,251 Leasing Rate 3.0% 4.3% Sources: CoStar Group and Real Estate Counselors International, Inc. (1) MOBs containing 2,000 square feet or more located in 17 outlying counties. (2) Mobs containing 2,000 square feet or more located in Cook, DuPage and Lake Counties. COMPARISON OF Q1 2015 AND Q1 2014 Variables Class A Class B Class C Number of Properties 22 414 220 Total Net Rentable Square Feet 1,239,454 6,318,942 2,712,578 Vacancy Rate, Q1 2015 18.50% 13.60% 11.70% Vacancy Rate, Q1 2014 24.60% 14.80% 12.50% Basis Point Change in Vacancy Q1 2014 Q1 2015 610.00 120.00 80.00 Space Absorbed Previous 4 Quarters 87,733 134,591 36,310 Aborption Rate 8.7% 2.5% 1.5% Space Leased Previous 4 Quarters 145,317 83,839 34,606 Leasing Rate 14.4% 1.5% 1.4% Sources: CoStar Group and Real Estate Counselors International, Inc. Note: Buildings containing 2,000 square feet or more. Page 2
OUTLYING MOB MARKET SUPPLY AND DEMAND A surge of construction deliveries between 2002 and 2008 fueled the rapidly increasing vacancy rate in the outlying market. With the onset of the Great Recession, demand (i.e., net space absorption) weakened. It was not until the end of 2012 that the vacancy rate began to decline. We expect the vacancy rate to continue its decline over the next two years in view of strong demand/supply fundamentals in the healthcare/medical office sector. 20.0% 700,000 18.0% 650,000 600,000 16.0% 550,000 14.0% 500,000 450,000 12.0% 400,000 10.0% 350,000 8.0% 300,000 250,000 6.0% 200,000 4.0% 150,000 100,000 2.0% 50,000 0.0% 0 2.0% 50,000 100,000 4.0% 150,000 6.0% 200,000 250,000 8.0% 300,000 10.0% 350,000 12.0% 400,000 450,000 14.0% 500,000 16.0% 550,000 600,000 18.0% 650,000 20.0% 700,000 2005 20052006200620072007200820082009200920102010201120112012201220132013201420142015 Vacancy % Space Deliveries Net Space Absorption Vacancy % Sources: CoStar Group and Real Estate Counselors International, Inc. Square Feet (Absorption and Deliveries) The outlying market s average MOB rent began declining in late 2005, as construction surged. The market s rent recovered over the subsequent several quarters, peaked in the 4 th quarter of 2009 and then began to decline again. It was not until mid 2013 that the market s average rent began to increase and stabilize. Gross Rent, Per Square Foot Per Year $23.50 $23.00 $22.50 $22.00 $21.50 $21.00 $20.50 $20.00 $19.50 $19.00 $18.50 $18.00 $17.50 $17.00 $16.50 $16.00 $15.50 $15.00 2005 2005 2006 2006 2007 2007 Sources: CoStar Group and Real Estate Counselors International, Inc. 2008 2008 Average Direct Gross Rent 2009 2009 2010 2010 2011 2011 2012 2012 2013 2013 Year/Quarter 4 Quarter Moving Average Gross Rent 2014 2014 2015 Page 3
MOB CONSTRUCTION ACTIVITY In the large metro Chicago market, there are presently seven medical office buildings under construction, encompassing 1.3 million square feet of space. There are also 43 MOBs containing 2.2 million square feet of space that are proposed for construction. Construction underway in the outlying market includes 118,000 square feet associated with two buildings in Aurora, IL and Kenosha, WI. There are another 21 buildings proposed for the outlying market encompassing 655,000 square feet. METRO CHICAGO ECONOMY DRIVERS OF MEDICAL OFFICE DEMAND Total employment in the Chicago metro area declined 3.6% per year during the 2007 to 2009 period with the onset of the Great Recession. This was primarily due to significant declines in the large Manufacturing, Financial Activities and Professional and Business Services sectors. Hospital employment also declined at a more modest pace of 0.9% per year during this same period. MOB employment (refer to definition in note 1, below chart), on the other hand, increased at an average annual rate of 3.2% between 2007 and 2009. During the 2009 to 2010 period, Hospital jobs declined, but MOB employment increased at 3.6% per year. Employment in the MOB sector is projected to increase through 2016 at an average annual rate of 2.3%, higher than the projected average annual increase in total payroll employment of 1.8% for the Chicago metro area, as a whole. 5.0% 4.0% 3.6% Annual Average % Change 3.0% 2.0% 1.0% 0.0% 1.0% 3.2% 1.7% 2.2% 2.3% 0.9% 0.4% 0.6% 0.1% 0.7% 0.8% 1.5% 2.2% 1.8% 2.0% 3.0% 4.0% MOB Jobs Hospital Jobs Total Employment 3.6% 2007 2009 2009 2010 2010 2012 2012 2014 2014 2016 Source: Moody's Economy.com and Real Estate Counselors International, Inc. Notes: (1) MOB jobs are defined to include selected Ambulatory healthcare establishments including Offices of Physicians, Outpatient Care Centers, Offices of Other Health Practitioners and Medical and Diagnostic Laboratories. (2) All periods shown above are for two years, except for 2009-2010 which represents a one year period. Page 4
Despite metro Chicago s relatively tepid recovery in 2010, 2011 and 2012 and a still uneven recovery in 2013 and 2014, 2015 is bringing stronger and more broad based employment growth. Moody s Analytics is forecasting metro area quarterly total job growth to remain near the U.S. economy s average growth rate between year end 2014 and year end 2016. 4% 3% 2% Annualized Quarterly % Change 1% 0% 1% 2% 3% 4% 5% 6% 7% 8% United States Year/Quarter Chicago Joliet Naperville, IL IN WI Metropolitan Statistical Area Sources: U.S. Bureau of Labor Statistics, Moody s Analytics and Real Estate Counselors International, Inc., Among the strongest employment sectors forecast by Moody s Analytics are Professional & Business Services Construction, Transportation & Utilities, Wholesale Trade and Education & Health Services (includes MOB jobs). Index (2013 Q1 = 100.0) 116.0 115.0 Professional & Business Services 114.0 113.0 Education & Health Services 112.0 Transportation & Utliities 111.0 Construction 110.0 Wholesale Trade 109.0 108.0 107.0 106.0 105.0 104.0 103.0 102.0 101.0 100.0 99.0 98.0 97.0 96.0 2011 2013 2014Q1 2014Q3 2015Q1 2015Q3 2016Q1 2016Q3 Year/Quarter Total MSA Payroll Employment Construction Manufacturing Information Financial Activities Professional and Business Services Education and Health Services Leisure and Hospitality Other Services (except Public Administration) Government Transportation and Utilities Wholesale Trade Retail Trade Sources: U.S. Bureau of Labor Statistics, Moody s Analytics and Real Estate Counselors International, Inc., Page 5
WHO WE ARE We have long term relationships with healthcare providers, major corporations, financial institutions, developers, investors, government agencies, and other public and private concerns. Our appraisers and counselors have been awarded MAI and CRE designations and are regarded as ethical and trusted professionals. Among our specialties are: Stark law Compliance Fair Market Value Rent Studies Property Appraisals Acquisition Due Diligence Disposition Pricing Forensic Due Diligence/Evaluations Portfolio Valuations Litigation Support/Dispute Resolution Market Feasibility Analysis Since 2007, Real Estate Counselors International Inc. has performed a spring and fall survey of medical office buildings in the metro Chicago market. Our proprietary database contains hundreds of contract and asking lease terms collected over the last several years. In 2010, at the request of a national healthcare network, we expanded our survey to the Boston, MA region. There, we also perform an annual MOB rental survey each spring. RECI is an independently owned, commercial real estate valuation and consulting company headquartered in Chicago, Illinois. With roots to 1935, we have earned the reputation as a full service firm known for our ability to perform high level, complex projects. Healthcare real estate analysis is one of our specialties and includes Fair Market Value rent studies, appraisals, market feasibilities studies and acquisitions due diligence. 2014 ENGAGEMENTS PERFORMED BY RECI For more information, please contact: Thomas Amato, CRE at 312.332.4000 X101 Page 6